Mesa Mixed-Use Campus
For Sale
Contact for pricing
960 N Stapley Dr, Mesa, AZ 85203
30,730 SF mixed-use campus suitable for various uses.
Property Size30,730 SF
Price / SF$138.30
Days on Market189
Property Features for 960 N Stapley Dr
General Information
Standard status
Active
Size
30,730 SF
Property subtype
Office, Special Purpose
Zoning
RS-9
Lease Type
NNN
Building Details
Year Built
1940
Buildings
11
Tenancy
Single
Listing Agency:
Commercial Properties Inc.
(602) 561-1339
Listed By:
Matt Zaccardi · License #AZ SA584155000
Source:
Crexi
Added: Feb 13
Changed: Aug 17
Last Checked: Aug 20 at 12:10PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Commercial Properties Inc.
Investment Insights
Based on property information with market context.
The property at 960 N Stapley Dr in Mesa, Arizona, presents a mixed-use campus spanning 30,730 square feet. It comprises 11 buildings situated on a secure parcel. The property is suitable for a residential treatment center, behavioral health facility, or private educational institution. The prior tenant operated under a Behavioral Health Services license and a Department of Child Safety license. The campus features administrative offices, dormitory-style residential quarters, classrooms, and communal living spaces. Recreational amenities include full basketball courts, a swimming pool, and extensive green spaces. Located just north of University Drive, it offers access to the Loop 202 Red Mountain Freeway and is near Mesa Riverview and the East Valley. The site plan includes administrative offices, classrooms, and residential dormitories centered around a green space and recreational core. Integrated amenities include full basketball courts, a soccer field, and a swimming pool, designed to support a holistic environment for students or patients.
Key Highlights
- Expansive 30,730 SF mixed‑use campus with 11 distinct buildings on a large, secure parcel.
- Previously operated under Behavioral Health Services (BHS) and Department of Child Safety (DCS) licenses.
- Versatile 'live‑learn‑play' environment with administrative offices, dormitory‑style residential quarters, classrooms, and communal living spaces.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$242,987
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.72%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,859,740
$4.9M
Cap Rate 7%
$3,471,243
$3.5M
Cap Rate 9%
$2,699,856
$2.7M
Market Conditions
NOI Build-Up for 30,730 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$416.7K $13.56/SF
− Vacancy
−$27.9K −$0.91/SF
EGI
$388.8K $12.65/SF
− OpEx
−$145.8K −$4.74/SF
NOI
$243.0K $7.91/SF
Area
Mesa, AZ
Vacancy
6.70%
Lease Rate
$13.56 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,859,740
Cap Rate 7%
$3,471,243
Cap Rate 9%
$2,699,856
Alternative Uses
Best Use
Mixed Use
$3.47M
$3.04M – $4.05M
NOI $242,987 @ 7.0% cap · market cap 5.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.42M
$7.37M – $9.83M
NOI $589,632 @ 7.0% cap · market cap 13.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
349
Businesses Nearby
Explore this area
Business Placement
Demographics for 85203, AZ
37,962
Population
14,020
Households
2.7
Avg Household Size
33
Median Age
29%
College-Educated
91%
High-School Grad
9.3 sq mi
ZIP Area
4,082
Density / Sq Mi
$72,851
Median Household Income
$40,524
Median Earnings
$1,388
Median Rent
$388,300
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - 30,730 SF mixed-use campus suitable for various uses.
Where is this mixed-use property located?
The property is located at 960 N Stapley Dr Mesa, AZ.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: Expansive 30,730 SF mixed‑use campus with 11 distinct buildings on a large, secure parcel.; Previously operated under Behavioral Health Services (BHS) and Department of Child Safety (DCS) licenses.; Versatile 'live‑learn‑play' environment with administrative offices, dormitory‑style residential quarters, classrooms, and communal living spaces.
